Florence planning commission approves annexation and three townhouse sketch plans, grants narrow variances

FLORENCE — At its October meeting the Florence City Planning Commission approved annexation and zoning for a South Irving Street parcel and approved sketch plans for three townhouse developments, granting minor variances the developers said were needed for site constraints.

Planning staff presented the four items and recommended approval for each if the commission granted the limited variances requested. Miss Elaine, planning staff, described the annexation request as a move to bring a currently county parcel on South Irving Street into Florence city limits and zone it NC 6.3 to permit townhomes. An applicant representative said the zoning would provide a “good transition” between an existing commercial automotive repair shop to the south and single-family properties to the north.

Why it matters: The actions clear smaller infill townhouse projects totaling roughly 3 acres of parcels into the city, add about 71 townhouse units across three proposals, and allow limited departures from dimensional standards intended to address constraints of small downtown and infill lots.

Annexation and zoning (PC 2025-35) Planning staff said the parcel on South Irving Street, just south of Rosemount Drive, currently houses a single-family dwelling and is shown as Neighborhood Conservation on the city future land-use map. Staff recommended annexation and zoning to NC 6.3 because that designation permits townhouses; the commission approved the annexation and zoning. The applicant confirmed ownership of the adjacent northern parcel and said the requested zone would allow the proposed townhouses to function as a transition to nearby commercial uses.

Point South Townhomes (PC 225-36) The commission approved a sketch plan for the Point South Townhomes on a 0.87-acre tract on South Irving Street. The plan calls for two buildings totaling 13 townhome units (six units in the building closest to South Irving Street and seven in a second building). Staff said the project meets townhome conditions, provides required parking, and will use city water and sewer. The developer requested a three-foot variance to the 20-foot rear setback (seeking a 17-foot rear setback) and proposed a Type B buffer yard (10 feet wide with a mix of canopy, understory and evergreen trees and shrubs) along the north and east property lines to mitigate impacts. The commission approved the sketch plan and granted the 3-foot rear setback variance.

Villa Toscana Townhomes (PC 2025-37) The commission approved the Villa Toscana townhouse sketch plan on a 1.47-acre site off Toscana Drive. The project proposes four buildings totaling 24 townhome units and 48 parking spaces. Staff said the site had previously received zoning concurrence from the city council to NC 6.3; the current action considered the sketch plan and a requested variance to allow the buildings to be oriented perpendicular to Toscana Drive rather than facing it. Staff said existing street trees and a proposed buffer yard would soften the appearance of the perpendicular layout. The commission approved the sketch plan and granted the orientation variance.

West Chavez Street Townhomes (PC 2025-38) The commission approved a mixed-use townhome sketch plan for a 0.506-acre parcel on West Chavez Street, located in the Central Business District and Downtown Central redevelopment overlay. The proposal includes ground-floor commercial storefronts on the buildings facing Chavez and a total of 10 townhome units (two middle buildings with two units each and a rear building with four units). Because of tight downtown lot geometry, the developer requested two variances: reducing standard parking-space dimensions from 9 by 19 feet to 8.5 by 18 feet for off-street parking they are providing, and reducing the required 20-foot separation between unattached townhome units to 17 feet between specified lots. Staff said the fire marshal reviewed the plan and identified no fire-code impediment to granting the variances. Two commission members recused themselves from this item; Vice Chair Keith served as acting chair for the West Chavez item. The commission approved the sketch plan and granted both variances.

Votes at a glance - PC 2025-35 (Annexation and zoning, South Irving Street to NC 6.3): motion to approve carried; outcome: approved. - PC 225-36 (Point South Townhomes, 13 units; 0.87 acres): motion to approve sketch plan and rear setback variance carried; outcome: approved. - PC 2025-37 (Villa Toscana Townhomes, 24 units; 1.47 acres): motion to approve sketch plan and orientation variance carried; outcome: approved (Mister Moses made the motion; Miss Dee seconded, according to the meeting minutes). - PC 2025-38 (West Chavez Street Townhomes, mixed-use, 10 units; 0.506 acres): motion to approve sketch plan and parking/spacing variances carried; outcome: approved (two commissioners recused; Mister Keith served as acting chair for this item).

What the approvals require next Each project will advance to the development-plan stage, where the city’s engineering and inspections staff will review construction plans and require compliance with the Unified Development Ordinance and city infrastructure standards. Staff said utilities and internal private infrastructure will be owned by the developer or an HOA unless otherwise dedicated to the city. The West Chavez project also will proceed to design-review board review for downtown design guidelines because it is in the downtown overlay district.

Administrative note Commissioners set the November meeting for Nov. 4 (noted in the meeting as the November meeting date), and staff said applicants were notified and had indicated they were available for that date.

Ending Commission leadership thanked developers for participating in the meeting and noted the approvals support the city’s downtown housing and infill housing objectives while balancing buffering and design-review requirements. The projects will return to staff review and any required board or council reviews before construction permits are issued.